Also, the Government has put a moratorium on evictions, so Landlords are stuck eating the loss. 

That's another ~$4k+ of closing costs that you have to eat down the road.

I may also consider listing on FB and Cozy for a couple days to see what interest I get before going to Zillow but realistically $10/week is a small cost of doing business and should not eat into your margins in any significant way.  

1.) Why is it when buying a house from the tax sale,
Approximately 2-3weeks until afta auction is ONLY when I get possession?

2.) Describe a written notice to vacate.
Also, when is it ideal to be issued?

3....

Or expect the PM to eat the rent? 

I have no problem eating my hat based on math.

1) HOA at 550 its the problem it's eating away and always will.

19-year old honey-do list:Buy as much rental property I can get my hands onStay away from negative peopleRead Real Estate Books (cheaper than gurus)Read Business Books (still cheaper than gurus)Eat well & ExerciseLove, Laugh & Live

So if the property appraised at 175k you would get a loan for 131k, enough to pay pay off the HML,  but you would still be out your original down payment plus all closing/financing/permit/holding costs (which you need to also calculate as they will eat you up)If property appraises at 200k your refi loan is 150k and you're closer to recouping all your original investment minus holding/financing  If property only appraises at 150k your refi loan is 112k and you need to come additional funds out of pocket to pay off the 125k HML, on top of the original 25k down payment and holding/financing costs. 

All you need now is to plan the first few steps, and then take action on it.If you want to eat a steak you eat it in workable bites, not by trying to gobble the whole thing at once.And from your main goal it seems like you are focusing on "Cash Flow" which is a good determine if that's what you want upfront, because it will help to aim your efforts where you want them.And if you have not read Rich Dad Poor Dad, do so.